Southampton County planning commission denies request to open motorsport events in A-1 agricultural zones

At a November meeting, the Southampton County Planning Commission voted to deny ZTA 2024-1, a proposed countywide zoning text amendment that would have added "motorsport truck and tractor pull and ATV park" as a conditional use in A‑1 agricultural zones. The motion to deny included a provision that the applicant’s current application fee be credited toward a future filing.

The commission’s staff member, Jay Randolph, told the panel that the request — an application by Glenn Mayberry for a conditional use permit tied to ZTA 2024-1 for property at 25170 Valpro Drive — raised countywide implications because the majority of Southampton County is zoned A‑1. "Any time a zoning text amendment is requested, careful consideration should be given to the potential future impacts of the amendment throughout the entire county with regards to land use," Randolph said.

Members cited concerns about setting a countywide precedent that could invite similar proposals in agricultural areas. Randolph said roughly one-third of Mayberry’s 142‑acre tract (about 46 acres) is already zoned M‑1 industrial where existing buildings front Route 58, but the applicant seeks use of the whole parcel. Commissioners pressed for a clear, dimensional site plan, answers about hours of operation, noise buffers, bathroom facilities and whether alcohol would be allowed (the applicant confirmed it would not).

Resident Jane Vic Barnes, who identified herself and gave her address for the record, told commissioners she has farmed her property for more than 200 years and asked for environmental and hydrologic studies. "There is an underground stream that runs from that property onto our property," Barnes said, and she warned of impacts to wells, animals and the family's livelihood. Another resident raised stormwater and noise concerns; a speaker who identified himself as Michael Grizzard warned that hosting motorsport events would further strain emergency services and suggested an already‑zoned venue, the Southampton Motor Speedway, as an alternative.

Commissioners and staff recommended not moving forward with a countywide A‑1 text amendment because it would allow the use anywhere A‑1 is zoned. Instead staff offered options: either deny the text amendment (which would render the contingent conditional use permit moot) or have the applicant refile for a targeted rezoning to M‑1 industrial and pursue the conditional use permit under existing ordinance language. The commission voted to deny ZTA 2024-1 and instructed staff to clarify whether the unused portion of the applicant’s fee can be credited or reimbursed under county administrative rules.

The denial is procedural, not a final decision on any rezoning application; Randolph said staff will work with Mayberry on a more complete application if he chooses to refile with a rezoning to M‑1 and a corresponding conditional use permit. The commission also requested that any future submission include a dimensional site plan and documentation of outreach to all adjacent property owners. The commission did not adopt any ordinance language at the meeting and no rezoning was approved.